Fire Marshal
The Bexar County TX Fire Marshal’s Office handles a wide range of public-safety responsibilities involving fire prevention, fire and building code enforcement, construction permitting, inspections, fire protection systems, fire and explosion investigations, explosives regulation, emergency communications, and related safety programs. This article explains which services the office provides, when its rules apply, how permit and inspection processes work, what applicants should prepare, how specialized applications differ, and where to direct records or safety-related requests.
Fire Marshal Office Responsibilities
The Bexar County Fire Marshal’s Office is a specialized public-safety agency. Its responsibilities include professional law enforcement, fire protection, emergency management, fire-code enforcement, public-safety education, and prevention and response activities involving fires, explosions, life-safety hazards, and related threats.
For residents and businesses, the most important distinction is that many Fire Marshal permitting and code-enforcement functions described by the county apply to the unincorporated areas of Bexar County. Property inside a municipality may be subject to that city’s requirements instead. Some properties in unincorporated territory may also fall within a municipality’s extraterritorial jurisdiction, or ETJ, and additional municipal requirements can apply there.
The office is divided into specialized functions rather than treating every request as the same type of Fire Marshal matter. The county’s Fire Marshal divisions information identifies fire prevention and code functions, investigations, administration, and emergency communications. Knowing the type of request before contacting the office can help avoid mixing up a building permit, routine inspection, fire protection system report, investigation, or public-records request.
Fire Prevention and Enforcement
Fire prevention work is intended to reduce loss of life and property before a fire occurs. County responsibilities include public education, fire inspections, fire investigations, and code enforcement. Regular fire-prevention inspections are conducted in unincorporated areas at locations such as businesses, schools, public assembly occupancies, and hazardous-material production or storage sites.
The office also regulates certain explosives activities in unincorporated Bexar County. Its responsibilities include testing and licensing explosive users and regulating the use, storage, and transportation of explosives. Hazardous and toxic materials associated with manufacturing are also tracked so relevant information is available to emergency services.
Construction Code Jurisdiction
The Fire Marshal’s Code Enforcement and Inspections section oversees construction-related fire and life-safety requirements for covered projects in unincorporated Bexar County. This includes plan reviews, permitting, construction inspections, fire protection system reviews, code-compliance inspections, and enforcement when violations are not corrected voluntarily.
Effective January 1, 2024, construction documents subject to the county process must comply with the 2021 editions of the International Fire Code and International Building Code, together with amendments contained in the Bexar County Rules for the Enforcement of the Fire and Building Codes. The county may also reference applicable National Fire Protection Association standards and other relevant state requirements.
The county does not apply City of San Antonio locally developed amendments as Bexar County amendments. It has its own rules implementing and amending the International Fire and Building Codes. For projects located in an ETJ, however, applicants may also need to determine whether a municipality can enforce additional requirements.
When Building Permits Apply
In unincorporated Bexar County, a building permit is required when an individual, company, corporation, or organization constructs or erects a new building intended for commercial, publicly accessible, or qualifying multi-family residential use. A permit is also required when a pre-built building is placed on property or when an existing covered building undergoes a substantial improvement.
For county purposes, a multi-family dwelling generally means a residential structure containing four or more residential dwelling units. Commercial establishments and publicly accessible buildings are also subject to definitions used by the Fire Marshal’s Office under the Commissioners Court order authorizing fire-code adoption and enforcement.
The building owner is ultimately responsible for obtaining the required building permit. An authorized agent may apply on the owner’s behalf.
Building Permit Application Process
The county’s Fire Marshal permits and applications page is the central source for building and system permit forms, specialized applications, fire-safety checklists, and current permitting instructions.
Public Works Authorization Comes First
Before submitting a building permit application to the Fire Marshal, an applicant must obtain a Building Permit Authorization from Bexar County Public Works. The authorization must be completed, signed, and approved before the Fire Marshal building-permit submission.
This step should not be skipped. A common procedural mistake is preparing Fire Marshal plans and applications while overlooking the separate Public Works authorization that must precede the building permit submission. The Building and System Permit Application incorporates the Public Works authorization as its first page for building construction and certain flammable-liquids projects.
Applications Require Appointments
Fire Marshal permit applications are submitted in person by appointment only. Applicants should arrange the appointment with the office before arriving. The county specifically directs callers scheduling a permit appointment or asking appointment-related questions to select option 2 on the Fire Marshal telephone system.
Do not assume that every Fire Marshal-related application follows this same submission method. Retail fireworks permitting, mass gathering applications, and other specialized processes have their own instructions. Applicants should identify the exact application category before deciding how and where to submit documents.
Building Permit Documents
For a building permit, the county states that applicants must provide two sets of architectural plans, a completed permit application, the completed and signed Building Permit Authorization, and the required permit fee.
At minimum, architectural plans must include:
A site plan showing the building and its distances from property lines.
A floor plan showing all rooms, intended room uses, doors, and room sizes.
Building elevations for all four sides.
An electrical layout.
A heating, ventilation, and air-conditioning layout.
Incomplete or unclear plans can interfere with review. The county performs plan reviews on a first-come, first-served basis and specifically states that accurate and detailed plans can help the review be completed more quickly.
Review Period and Additional Permits
Under the county information provided for building permits, the County has 30 days to review and issue or deny a building permit. This is the stated review period; it should not be treated as a promise that every permit will be issued within a particular number of days because the result may also be a denial.
After the plan review, the building permit identifies additional permits or work authorizations that may be required. Depending on the project, these can include fire protection system permits or other construction-related authorizations. The party or contractor performing the specialized work is responsible for obtaining the applicable work authorization or system permit.
Permit Fees and Validity
Building permit fees are based on an escalating schedule approved by the Bexar County Commissioners Court. The Fire Marshal’s permit page provides the current fee schedule used by the office. The building permit fee includes required inspections and the final Certificate of Occupancy, also referred to by the county as a Certificate of Occupancy (Compliance).
The county calculates the minimum construction cost at $25 per square foot for purposes described in its permitting information. Because the exact permit cost depends on the applicable fee schedule and total construction cost, applicants should rely on the current county fee schedule rather than estimating a fee from an older project.
Fire Marshal permit fees are non-refundable. The county states that permit fees may be paid by cash, check, or money order. Cash payments require the exact amount.
The 180-Day Permit Period
A building permit is valid for 180 days from its issuance date, and construction must begin within that period. If construction does not begin before the deadline, the Fire Marshal considers permit renewal on a case-by-case basis.
The distinction between an unexpired permit and an expired permit matters. An eligible permit that has not expired may be renewed under the county process by paying the applicable permit and inspection fee for each issued permit. Once a permit has expired, it is no longer valid. The project must be submitted again as a new project, undergo a new plan review, and pay applicable fees.
Construction Inspection Requirements
Fire Marshal inspectors or investigators perform inspections of covered building projects. Their work includes checking construction-related requirements and identifying fire and life-safety issues that require correction.
At minimum, county information identifies the following inspections:
Structural framing where fire-resistance or fire-separation requirements apply.
Electrical rough-in.
HVAC rough-in.
A final inspection for issuance of the Certificate of Occupancy (Compliance).
Required construction documents and permits should remain available at the project site. A Fire Marshal inspector or investigator may conduct an inspection to verify that these documents are present. Failure to produce required construction documents or permits upon request can lead to consequences identified by the county, including a penalty assessment, permit revocation, refusal of final utility connections, or denial of the Certificate of Occupancy (Compliance).
Fire Protection System Permits
The Fire Code Compliance and Enforcement Section also reviews and permits required fire protection systems. This applies to systems installed in new construction and to systems added or modified in existing or remodeled facilities.
System plans are reviewed for compliance with applicable NFPA requirements, engineering specifications, and county standards. Fire-protection permitting should therefore be treated separately from the underlying building permit. A project may require both a building construction permit and one or more system permits.
System Testing Reports
The county’s official Compliance Engine information page states that service providers who inspect or test fire protection systems within Bexar County are required to register and submit test, inspection, and service reports through the county-designated reporting process. Reports must follow the testing schedules and requirements of the adopted fire code.
Systems tracked through this process include automatic fire sprinkler systems, fire alarms, fire pumps, private hydrants, commercial kitchen hood suppression, commercial kitchen exhaust cleaning, emergency generators, standpipes, special suppression systems, emergency responder radio coverage systems, active smoke-control systems, and other listed fire-protection equipment.
Service providers need to select the correct report template, enter deficiencies, complete the required submission steps, and update deficiency tracking after violations have been corrected. A report that has merely been saved but not submitted should not be confused with a report delivered to the Fire Marshal.
Change of Occupancy Requests
A business planning to open in an existing structure may need the Fire Marshal’s Change of Occupancy Application. The county requires this application before opening a new business in an existing structure under the process described on its permits page.
The application includes the Bexar County Public Works Authorization to Issue Building Permits, which also must be approved for the change-of-occupancy process. All pages must be completed and submitted with the inspection fee. After submission, the application is forwarded to the inspector responsible for the area, who contacts the applicant to arrange an inspection.
If the occupancy is found to comply with the current building and fire codes, a change-of-occupancy certificate is issued. Applicants should not confuse this process with obtaining a permit for constructing a new building; the forms and inspection purpose are different.
Private Residential Construction
The county’s authority over private residential construction differs from its authority over commercial, public-access, and qualifying multi-family buildings. Bexar County states that it may conduct a residential plan review, issue a residential building permit, and later issue a Certificate of Occupancy (Compliance) when residential plans are voluntarily submitted for permitting.
The county identifies situations in which an owner may voluntarily seek this type of permit, including when a homeowners association requires Fire Marshal permitting or when a lending institution requires a Certificate of Occupancy from the authority having jurisdiction to complete the loan process.
If a home in an unincorporated area was not built under a voluntary county residential permit, the county states that it generally does not have authority to conduct a residential construction inspection or issue a residential Certificate of Occupancy after the fact. Owners should therefore avoid assuming that the Fire Marshal can create a residential occupancy certificate for an already completed home that was never permitted through this process.
Fire and Explosion Investigations
The Arson and Explosives Division serves as the criminal law-enforcement component of the Fire Marshal’s Office and the Office of Emergency Management. Its investigators examine the origin, cause, and circumstances of significant fires and explosions and investigate offenses involving arson, explosives, bomb threats, hoax devices, and associated criminal activity.
The division maintains investigative response capability 24 hours a day, 365 days a year through an on-call schedule. Investigators are commissioned Texas peace officers and certified fire and arson investigators. Their duties can include conducting searches and arrests under appropriate authority, investigating fire-related injuries and fatalities, examining post-blast scenes, carrying out background checks for explosive or blaster permit applicants, and assisting with outdoor-burning or fire-code matters.
When a fire is determined to be accidental, investigators may identify hazardous conditions or practices that contributed to ignition or fire spread. When evidence indicates an intentionally set fire or other criminal conduct, the criminal investigation may continue and a case may be filed with the appropriate prosecuting authority.
Outdoor Burning and Fireworks
Fire conditions and burn restrictions can change, so residents should verify the current status through the Fire Marshal’s official page before conducting outdoor burning. As of September 16, 2026, the county page states that Bexar County Commissioners Court has approved a 90-day burn ban for unincorporated Bexar County and that burning is not allowed that day. The page reports a Keetch-Byram Drought Index of 637 and states that violating the burn ban is a Class C misdemeanor punishable by a fine of up to $500.
Fireworks are subject to separate rules. The county’s official fireworks restrictions page describes prohibited activities under state law, including igniting fireworks within specified distances of certain schools, child-care centers, hospitals, churches, fireworks storage or sales locations, and places where flammable liquids or gases are stored or dispensed. Igniting or discharging fireworks in or from a motor vehicle is also prohibited.
Certain public and proximate fireworks displays require appropriately licensed operators and, where applicable, local fire-prevention approval. Fireworks used for regulated public-display, agricultural, industrial, or wildlife-control purposes also require the appropriate license or permit described by state law.
Retail Fireworks Site Applications
Retail fireworks site permitting does not follow exactly the same submission procedure as an ordinary building permit. The county provides a downloadable and fillable application for retail fireworks sites. The completed application may be emailed to the Fire Marshal using the address stated on the county permit page, but payments still must be delivered in person to the Fire Marshal’s Office.
This is one example of why applicants should follow the instructions for their specific permit type rather than assuming that every Fire Marshal application must be submitted through a single method.
Other Specialized Applications
The Fire Marshal permits page also contains applications and checklists for specialized operations. These include fuel systems, boarding homes, mobile food vendors, explosives, mass gatherings, Knox equipment, fire protection systems, and several types of residential or care facilities.
Mass Gathering Permits
A mass gathering permit application must be filed with the County Judge at least 45 days before the gathering. The county provides criteria based on factors such as location outside municipal limits, expected attendance, age distribution in certain gatherings, alcohol, event duration, and late-night operating hours.
The 45-day filing requirement and filing with the County Judge distinguish this process from an ordinary Fire Marshal building-permit appointment. Event organizers should use the mass gathering application instructions rather than submitting the event as though it were a construction permit.
Mobile Food Vendors
The county provides an application and fire-inspection checklist for mobile food trucks and trailers operating in unincorporated Bexar County. Its instructions direct applicants to Bexar County Environmental Services for scheduling the applicable fire and health inspection.
Fuel System Permits
Fuel-system permitting covers installation or removal of above-ground and underground fuel tanks. The county checklist requires a permit application and site plans showing information including the site layout, distances to structures, and tank location.
Gated Community Access
Emergency access requirements can also involve the Fire Marshal. The county’s gated access and siren sensor information explains rules for electric-operated gates serving gated communities and multi-unit housing projects in unincorporated Bexar County.
Applicable siren-operated devices and Knox system devices must be registered with the Fire Marshal’s Office so their locations can be entered into the county Computer Aided Dispatch system. This allows dispatchers to provide responding emergency personnel with information about designated access points.
Manual gates are treated differently from electrically operated gates. The county states that manual gates serving covered communities or multi-unit housing projects must use the required Knox padlock system or a Knox box containing keys, combinations, or other gate-opening instructions.
Emergency Communications Functions
The Fire Marshal’s 911 Communications Division, also referred to by the county as Bexar County Fire Alarm, operates 24 hours a day, seven days a week. It supports the Fire Marshal’s Office, Office of Emergency Management, Emergency Services Districts, and participating fire departments serving unincorporated areas and multiple municipalities.
Communications personnel receive emergency and non-emergency calls, route calls to appropriate public-safety dispatchers, enter information into the Computer Aided Dispatch system, prioritize calls, dispatch fire and medical incidents, and dispatch Fire Marshal law-enforcement incidents and emergency-management operations.
The division also handles public-safety communications information such as CAD incident numbers, case numbers, arrival times, and related incident details. These identifiers should not be confused with Fire Marshal building-permit numbers or construction documents; they belong to different operational processes.
Requesting Fire Marshal Records
People seeking records maintained by Bexar County departments should use the county’s documented open-records process rather than treating a records request as a permit, inspection, or dispatch inquiry. The county’s instructions for requesting Bexar County records identify four methods for submitting a written request: mail, email, hand delivery during normal business hours, or electronic submission through the Bexar County Public Information Request Center.
A records request should describe the records being sought as clearly as possible. For a Fire Marshal matter, useful identifiers may include the property or incident involved and any known case, incident, or permit information. Applicants should avoid assuming that a CAD incident number, criminal investigation case number, and construction permit number refer to the same system.
Common Fire Marshal Filing Mistakes
Several problems can be avoided by matching the request to the correct county process before submitting documents.
Skipping Public Works authorization: A building permit applicant must obtain the required Building Permit Authorization before submitting the Fire Marshal building-permit application.
Arriving without an appointment: Fire Marshal permit applications subject to the standard process are submitted in person by appointment only.
Submitting incomplete plans: Building plans must contain the minimum site, floor, elevation, electrical, and HVAC information required by the county.
Assuming one permit covers all systems: Fire protection systems or other specialized work may require separate permits or work authorizations after plan review.
Missing the permit expiration period: Construction must begin within the 180-day validity period. An expired project must be resubmitted as a new project.
Expecting refundable permit fees: Fire Marshal permit fees are non-refundable.
Using the wrong application process: Retail fireworks, mass gatherings, mobile food vendors, changes of occupancy, explosives, and other specialized activities have instructions that differ from ordinary building permitting.
Confusing municipal and county rules: Fire Marshal construction requirements discussed here primarily concern unincorporated Bexar County, while municipal or ETJ requirements may also affect some properties.
Removing permit documents from the job site: Construction documents and permits should be available when Fire Marshal personnel conduct inspections.
Confusing records with operational requests: Open-records requests, dispatch information, investigation case information, and permit files are separate types of county business and may use different identifiers.
Relevant Departments and Offices
Bexar County Fire Marshal’s Office
9810 Southton Road
San Antonio, TX 78223
210-335-0300
Bexar County Public Works
1948 Probandt
San Antonio, TX 78214
210-335-6700
Bexar County Criminal District Attorney’s Office, Civil Division – Open Records
101 W. Nueva St
San Antonio, TX 78205
210-335-2311
Fire Marshal FAQs
Does unincorporated Bexar County have zoning rules?
No. Bexar County states that properties in unincorporated areas are not subject to county zoning regulations. That does not mean a property is free from development requirements. Depending on the site and proposed construction, other county regulations can still apply. For example, an on-site sewage facility permit may be necessary where a developed sewer system is unavailable. An unplatted property may also require authorization from Bexar County Public Works before the Fire Marshal can issue the applicable permit. Property owners should check development requirements before beginning construction rather than relying on the absence of zoning.
What counts as a commercial or public-access building?
For Fire Marshal permitting purposes, Bexar County defines a commercial establishment as a place where goods, commodities, or services are provided, displayed, exchanged, sold, or purchased. A public building generally means an occupiable place where members of the public have access or use, including locations that charge an entry fee. These county definitions are important because Texas law does not separately define these terms for this permitting process. The county explains these classifications in its official Code Enforcement and Inspections guidance.
What law allows Bexar County to require building permits?
Bexar County identifies Texas Local Government Code, Title 7, Chapter 233, Subchapter C, Sections 233.061 through 233.067 as the statutory authority for certain county building-permit requirements. The county also relies on Section 233.0615 when determining whether work qualifies as a “substantial improvement.” Because that classification can affect whether an existing building requires county permitting, owners planning major alterations should review the applicable legal standard and the county’s current Fire Marshal requirements before work begins.